Last updated 2026-07-09
TL;DR
HUD sets Section 8 income limits every year based on Area Median Income (AMI) for each metro area or county. To qualify for a Housing Choice Voucher you generally must earn at or below 50% of AMI, and at least 75% of new vouchers must go to households at or below 30% of AMI. Limits swing hard by location: a family of four in New York City faces a very different threshold than the same family in rural Pennsylvania.
What are HUD Section 8 income limits and why do they change by location?
HUD Section 8 income limits are dollar thresholds tied to the median household income in a specific area. HUD calls the local benchmark "Area Median Income," or AMI. Every county and metropolitan statistical area in the country gets its own AMI calculation each year, and then income limits for the Housing Choice Voucher program (the formal name for Section 8) are set as percentages of that number.
Three percentage bands matter most. The 80% AMI line defines "low income." The 50% AMI line defines "very low income." The 30% AMI line defines "extremely low income." Most applicants must be at or below 50% AMI to qualify for a voucher at all, but federal law requires public housing authorities to issue at least 75% of their vouchers to households whose income is at or below 30% AMI [1].
The same paycheck can make you eligible in one city and shut you out in another. A family of four earning $55,000 a year would sit well above the income limit in many rural parts of Pennsylvania, but comfortably below the 50% AMI threshold in New York City. Location drives everything here.
HUD updates AMI every year, usually publishing new figures in the spring. For fiscal year 2025, HUD released updated limits that affect every jurisdiction in the country [2]. PHAs (Public Housing Authorities) are required to use those updated figures when they screen applicants and when they recertify existing voucher holders annually.
How does HUD calculate AMI and set the income limit thresholds?
HUD starts with median family income data from the Census Bureau's American Community Survey. It then applies a series of adjustments, including a hold-harmless provision that stops limits from dropping sharply even when local incomes fall, and a cap that blocks implausibly large year-over-year jumps [9].
Once HUD has a base AMI figure, it calculates income limits for eight household sizes. The baseline household is four people. Limits for smaller households are set lower and for larger households set higher, using a fixed adjustment formula spelled out in HUD's Income Limits Briefing Material.
Here is how the three key thresholds relate to that four-person AMI number:
| Limit Category | % of AMI | Common Name | Who it affects |
|---|---|---|---|
| Low Income | 80% | Low Income Limit | Rarely used for HCV eligibility; more common for other programs |
| Very Low Income | 50% | Very Low Income Limit | Primary eligibility threshold for Section 8 HCV |
| Extremely Low Income | 30% (or federal poverty, whichever is higher) | Extremely Low Income Limit | Mandatory preference: 75% of new vouchers must go here [1] |
HUD publishes these figures for every county and metro area on its official Income Limits page at huduser.gov [2]. You look up any jurisdiction by entering a state and county. The data is free, updated annually, and broken out by all eight household sizes.
One technical note: HUD uses "family" in the broad sense. A single person qualifies as a one-person family. The income limit for a one-person household runs around 70% of the four-person limit, and it climbs from there in increments.
What are the Section 8 income limits for 2025 and 2026?
HUD released fiscal year 2025 income limits in early 2025. The 2026 figures are expected on a similar schedule (historically spring of the applicable fiscal year), and when they land, PHAs must begin using them for new admissions within a short transition window [2].
National numbers are close to meaningless in practice because AMI varies so much. But some real examples help frame the spread. The figures below reflect HUD FY2025 published limits:
| Area | Household Size | Extremely Low (30% AMI) | Very Low (50% AMI) | Low (80% AMI) |
|---|---|---|---|---|
| National Median (approx.) | 4-person | ~$27,750 | ~$46,250 | ~$74,000 |
| New York City, NY | 4-person | $42,300 | $70,500 | $112,800 |
| Philadelphia, PA | 4-person | $31,900 | $53,200 | $85,100 |
| Rural Central PA (e.g., Clinton County) | 4-person | ~$19,900 | ~$33,200 | ~$53,100 |
These figures come from HUD's FY2025 Income Limits dataset [2]. Verify your exact jurisdiction at HUD's official tool, because even neighboring counties can differ by thousands of dollars.
For section 8 income limits 2026: HUD has not published those as of this writing (the 2026 cycle is still pending), so any site quoting a hard 2026 figure for a specific county should be showing you the official HUD source. Do not trust third-party guesses. Check huduser.gov directly [2].
Section 8 income limits 2025 for NYC are among the highest in the country because New York City's AMI is roughly $127,100 for a four-person family. That is why a family of four earning $60,000 can still be eligible at the 50% AMI level in the five boroughs, which surprises a lot of people who assume the program is only for the very poorest households.
What are the Section 8 income limits in New York City?
New York City is served mostly by the New York City Housing Authority (NYCHA) and the NYC Department of Housing Preservation and Development (HPD) [3]. Both agencies use HUD's published limits for the New York City HUD Metro Fair Market Rent Area, which covers the five boroughs and sets one of the highest AMIs in the country.
For FY2025, the HUD-published 50% AMI (very low income) limits for New York City are approximately:
| Household Size | 1 person | 2 person | 3 person | 4 person | 5 person | 6 person |
|---|---|---|---|---|---|---|
| 50% AMI (Very Low) | $49,350 | $56,400 | $63,450 | $70,500 | $76,150 | $81,800 |
| 30% AMI (Extremely Low) | $29,600 | $33,850 | $38,100 | $42,300 | $45,700 | $49,100 |
Source: HUD FY2025 Income Limits, New York, NY HUD Metro FMR Area [2]
Section 8 income limits NYC look high in dollar terms, but so is the rent. A one-bedroom Fair Market Rent in New York City for 2025 runs over $2,000 per month, which means the subsidy itself is substantial. The long waitlist at NYCHA (effectively closed to general applicants for years) reflects demand that far outstrips supply, not a loose eligibility threshold.
If you are looking at section 8 income limits 2025 NYC for a recertification, your caseworker uses the income limits in effect at the time of your annual review, not the limits that were current when you first got your voucher. That matters if you have had a raise.
One wrinkle: NYC also runs its own city-funded rental assistance programs under HPD and DSS with different income thresholds. Know which program you are dealing with before you compare numbers.
What are the Section 8 income limits in Pennsylvania for 2025?
Pennsylvania's limits swing hard by county because the state runs from the Philadelphia metro to rural central and northern counties with much lower median incomes. Same voucher program, very different dollar figures.
For section 8 income limits PA 2025, here are representative HUD FY2025 figures:
| Jurisdiction (PHA) | 4-person 50% AMI | 4-person 30% AMI |
|---|---|---|
| Philadelphia County | $53,200 | $31,900 |
| Allegheny County (Pittsburgh) | $46,950 | $28,150 |
| Lancaster County | $41,500 | $24,900 |
| Centre County | $38,650 | $23,200 |
| Clinton County | $33,200 | $19,900 |
Source: HUD FY2025 Income Limits dataset [2]
The income limit for section 8 in PA depends entirely on which county's housing authority issued your voucher. Philadelphia sits well above rural counties, and the Pittsburgh metro lands in the middle.
PHAs across Pennsylvania follow the same federal eligibility rules: 50% AMI is the ceiling for initial eligibility, and they must prioritize extremely low-income households (30% AMI or federal poverty, whichever is greater) for at least 75% of new admissions [1]. The Pennsylvania Housing Finance Agency (PHFA) runs some state-level programs alongside the local PHAs, but the HCV program itself always runs at the local PHA level [4].
To look up your specific county's income limits for 2025, use HUD's Income Limits tool at huduser.gov and enter Pennsylvania plus your county. The lookup is free and returns all eight household sizes plus all three limit categories in one table [2].
How does household size affect the income limit for Section 8?
Household size has a direct effect on which income limit applies to you. HUD sets limits for households of one through eight people, with an added adjustment formula for households larger than eight.
For a given metro area, a bigger household gets a higher income limit in dollar terms. But the percentage of AMI stays the same. A family of six still competes against the 50% AMI threshold, and 50% of AMI for six people is simply a larger number than 50% of AMI for two people.
A few things people get wrong about this:
First, "household size" for HUD's purposes means everyone who will live in the unit, including children and any adult family members, beyond just who is listed on the lease [5]. Misreport household size and that is a program violation.
Second, the income counted is gross annual income from all sources for all adult household members. That includes wages, self-employment income, Social Security, SSI, disability payments, child support, and most regular cash payments. It leaves out certain exclusions HUD lists specifically, such as earned income by full-time students who are dependents [5].
Third, if your household grows (a new baby, an adult family member moves in), you are supposed to report that to your PHA promptly. It can raise your income limit, but it also triggers paperwork and possibly a new subsidy calculation.
The practical move for tenants: look up your county's 50% AMI limit for your exact household size on HUD's tool, then add up every adult's gross income and compare.
What income is counted and what is excluded when applying for Section 8?
HUD's definition of "annual income" for the HCV program lives in 24 CFR 5.609 [5]. Broadly, it captures all amounts that go to or on behalf of any household member during a twelve-month period. The most common inclusions:
- Wages and salaries (gross, before taxes)
- Net income from self-employment or business
- Social Security, SSI, and disability payments
- Pension and retirement payments
- Unemployment compensation
- Alimony and child support actually received
- Regular contributions from persons not in the household
The exclusions matter just as much. 24 CFR 5.609(c) lists amounts that do not count, including income from employment of full-time students who are dependents (with some limits), temporary or sporadic income, lump-sum additions to assets (like an inheritance), and certain payments for the care of foster children [5].
One thing that trips people up: PHAs will sometimes ask for documentation of income that you claim is excluded. Have records ready to show why a particular source does not count. For self-employed applicants, PHAs typically look at net business income after legitimate expenses, not gross receipts.
Assets matter too. HUD requires PHAs to impute income from assets over $5,000 at a "passbook rate" if the actual income from those assets comes in lower. Many applicants have never heard of this rule, but it has been on the books for years [5].
For a plain-English walkthrough of how to count your income before you apply, VoucherReady's income tools can help you estimate eligibility before you contact your local PHA.
How do PHAs use income limits to decide who gets a voucher?
PHAs use income limits at two distinct points: initial screening when you apply, and annual recertification after you have a voucher.
At initial screening, the PHA checks whether your household income falls at or below 50% AMI for your area. If it does, you are income-eligible. If it does not, you cannot receive a voucher no matter how long you have sat on the waitlist. Full stop.
From there, the PHA's own preferences take over. Federal law requires 75% of new vouchers to go to households at or below 30% AMI (extremely low income) [1]. Within that federal floor, each PHA sets its own local preferences: veterans, domestic violence survivors, people experiencing homelessness, current public housing residents, and others. Those preferences decide who moves up the waitlist faster, which is a separate question from whether you are eligible at all.
At recertification (usually annually), the PHA recalculates your subsidy based on your current income and the current income limits. If your income has climbed past the 50% AMI threshold, you do not automatically lose your voucher on the spot. HUD's rules give PHAs some discretion, and many households "over income" by a modest amount get time to adjust or keep a reduced subsidy. But income above 120% of AMI for two consecutive years can end the voucher under rules from the Housing Opportunity Through Modernization Act of 2016 (HOTMA) [10].
For landlords weighing whether to accept vouchers, income limits matter in one indirect way: they tell you something about the income range of prospective tenants. You can learn more about the landlord side in our landlord kit or by reading how the housing section 8 program works end to end.
What changed with HOTMA and how does that affect income limit rules?
The Housing Opportunity Through Modernization Act of 2016 (HOTMA) rewrote several rules around income calculation and over-income households in the HCV program [10]. HUD has been issuing implementation guidance in phases, and some provisions took effect starting in 2023 and 2024.
The biggest change for income limits is the over-income rule. Under HOTMA, if a family in public housing or with a voucher has income above 120% of AMI for two consecutive years, the PHA may end their assistance. That is a ceiling well above the 80% "low income" benchmark. HUD's implementing regulations under 24 CFR part 5 and part 982 govern this for the HCV program [10].
HOTMA also changed some asset rules, adjusting when PHAs must impute income from assets and simplifying some documentation requirements. For most low-income applicants, the asset changes matter less than the income changes, but if you hold significant savings or real property, check HUD's HOTMA guidance directly [10].
For 2025 and beyond, PHAs are working through their own policies to put HOTMA into practice. Some have updated their Administrative Plans already; others are still catching up. If you hold a voucher and your income has grown a lot, ask your PHA caseworker how their current policies treat over-income households.
Where do you find official HUD income limits for your exact county?
The only source you should trust for your county's exact income limits is HUD's official data, published at huduser.gov [2]. Here is the process:
1. Go to huduser.gov and search for "Income Limits" or open the HUD User Income Limits page directly. 2. Select the current fiscal year dataset. 3. Choose your state, then your county or metro area. 4. The tool returns a table with all three limit tiers (30%, 50%, 80% AMI) and all eight household sizes.
That is it. The data is free and needs no account.
A few warnings. Many third-party sites copy HUD's data but lag on updates. If you see limits on a non-HUD site that are more than a year old, go check the primary source. Some metro areas span multiple states or counties but share a single AMI figure because HUD groups them into one Fair Market Rent area. The New York HUD Metro FMR Area, for example, reaches beyond the five boroughs into parts of the surrounding suburbs [3]. Make sure you are reading the area that matches your PHA, more than your state or zip code.
One more: a county's income limit and its Fair Market Rent (FMR) are two different things. Income limits decide eligibility. FMRs decide the maximum rent subsidy. Both come from HUD, but they are separate publications and should never be confused [7].
For a guide to finding open waitlists once you confirm you are eligible, see our article on open Section 8 waiting lists and check out HUD housing resources for more context.
Do income limits differ between Section 8 and other HUD programs?
Yes, and this trips up a lot of people. HUD uses the same AMI baseline to set income limits across multiple programs, but the threshold each program applies is different.
The Housing Choice Voucher program (Section 8 HCV) uses 50% AMI as its standard eligibility ceiling, with the 75% targeting rule at 30% AMI [1].
Public housing uses 80% AMI as its income ceiling in most cases, which means some households eligible for public housing would not qualify for a Section 8 voucher. That surprises applicants who assume the programs are interchangeable.
Low Income Housing Tax Credit (LIHTC) properties typically set rents for households at 60% AMI, though some units serve 40% or 50% AMI households. Eligibility comes from the property's financing, not from HUD directly.
Section 202 (supportive housing for the elderly) and Section 811 (for people with disabilities) use the 50% or 30% AMI threshold depending on the specific project.
The HOME Investment Partnerships program uses 80% AMI for most assisted units, with at least 20% of units in a project required to serve households at or below 50% AMI [8].
The upshot: if you are looking at rental assistance options across programs, check each program's own income threshold instead of assuming one number applies everywhere. A household earning 65% of AMI might qualify for public housing and LIHTC properties but not for a Section 8 voucher.
What happens if your income goes up after you get a Section 8 voucher?
A raise or a better job while you hold a voucher does not mean you lose the subsidy overnight. The voucher is built to flex: your subsidy adjusts as your income changes.
Each year at recertification, the PHA recalculates your Total Tenant Payment (TTP), the share of rent you are expected to cover. The standard formula is 30% of your adjusted monthly income, with deductions for dependents, medical expenses for elderly and disabled households, and a few other items spelled out in 24 CFR 5.611 [5]. As your income rises, your TTP rises too, and the subsidy the PHA pays the landlord shrinks by the same amount.
If your income rises above 50% AMI, nothing happens immediately. The PHA continues your voucher and just adjusts your payment share. You are income-screened at admission, not continuously during tenancy. You keep the voucher as long as you follow program rules and your income stays below the over-income termination threshold under HOTMA (120% AMI for two consecutive years) [10].
In practice, most voucher holders with rising incomes end up paying a bigger share of their rent while still getting meaningful help in high-cost markets. In New York City, a household earning $70,000 might still pay only a portion of a market-rate apartment that runs $2,500 a month. The subsidy is still worth having.
Report income changes to your PHA, typically within 30 days. Failing to report is a program violation that can trigger repayment of overpaid subsidy and, in bad cases, termination.
Frequently asked questions
What is the income limit to qualify for Section 8 in 2025?
The standard ceiling is 50% of Area Median Income (AMI) for your county or metro area. HUD sets a separate AMI for each jurisdiction, so there is no single national dollar figure. For a family of four, 50% AMI ranges from roughly $33,200 in low-cost rural counties to $70,500 in New York City in FY2025. Check your exact limit at huduser.gov using your county name.
What are the Section 8 income limits for 2025 in NYC?
For FY2025, the 50% AMI (very low income) limit in New York City is approximately $49,350 for one person, $63,450 for three people, and $70,500 for a four-person household. The 30% AMI (extremely low income) limit is $29,600 for one person and $42,300 for four people. These come from HUD's FY2025 Income Limits for the New York, NY HUD Metro FMR Area.
What are the Section 8 income limits in Pennsylvania for 2025?
Pennsylvania limits vary by county. For FY2025, the four-person 50% AMI limit is roughly $53,200 in Philadelphia, $46,950 in Allegheny County (Pittsburgh), and as low as $33,200 in rural counties like Clinton County. Use HUD's Income Limits tool at huduser.gov to find the exact figures for your county, since even adjacent counties can differ by several thousand dollars.
Does household size change my income limit for Section 8?
Yes, significantly. HUD publishes limits for one-person through eight-person households. The limit rises with each additional person. In a given area, the four-person limit is the AMI baseline, and limits for smaller households are set lower, usually about 70% of the four-person figure for a one-person household. Count everyone who will live in the unit, including children.
What income is counted for Section 8 eligibility?
HUD counts gross annual income from all household members, including wages, self-employment net income, Social Security, SSI, disability payments, pensions, unemployment benefits, alimony, and regular gifts. Excluded items include certain student income, lump-sum inheritances, and foster care payments. The full list is in 24 CFR 5.609. PHAs will ask for documentation of anything you claim is excluded.
How do I look up the official HUD income limits for my county?
Go to huduser.gov and search for the Income Limits page. Select the current fiscal year, then choose your state and county. The tool returns all three AMI thresholds (30%, 50%, 80%) for all eight household sizes at no cost. Do not rely on third-party sites that may be using outdated data. The HUD User tool is the only authoritative source.
What is the difference between 30%, 50%, and 80% AMI for Section 8?
The 30% AMI line is the extremely low income threshold; at least 75% of new Section 8 vouchers must go to households at or below this level. The 50% AMI line is the very low income threshold and the standard eligibility ceiling for new voucher applicants. The 80% AMI line defines low income and is used more in public housing and other HUD programs than in the voucher program itself.
Will I lose my Section 8 voucher if my income goes up?
Not immediately. Your subsidy adjusts at each annual recertification so that you pay 30% of your adjusted income, and the housing authority pays the rest. If your income rises above 50% AMI you keep the voucher but pay more. Under HOTMA rules, a household earning above 120% of AMI for two consecutive years can face termination. Modest income growth does not end your assistance; it just reduces the subsidy.
Are Section 8 income limits the same as Fair Market Rents?
No, they are entirely separate. Income limits determine whether a household is eligible to receive a voucher. Fair Market Rents (FMRs) set the maximum rent subsidy a PHA will pay for a given unit size in a given area. Both are published by HUD annually, but they come from different calculations and serve different functions in the program.
Do Section 8 income limits change every year?
Yes. HUD recalculates AMI and income limits annually using Census Bureau data. New limits typically publish in the spring (often April or May) and take effect shortly after. PHAs must use the updated limits for new admissions once HUD releases them. Limits generally rise in line with local median income growth, but HUD applies caps and hold-harmless provisions to prevent dramatic swings in either direction.
Can I get a Section 8 voucher if I have a job?
Yes. Employment income does not disqualify you. What matters is whether your total gross household income is at or below 50% of AMI for your area. Many working families, including two-income households in lower-wage jobs, qualify in high-cost metros like New York City. Having a job actually helps the application process because PHAs need to verify income, and a pay stub is easier to document than informal income.
What is the income limit for a single person applying for Section 8?
For a one-person household, the 50% AMI income limit is typically around 70% of the four-person AMI for the same area. In FY2025, that works out to roughly $49,350 in New York City, about $37,300 in Philadelphia, and as low as $23,250 in some rural Pennsylvania counties. Check HUD's tool for your exact county since the figure differs everywhere.
How do Section 8 income limits differ from public housing income limits?
Public housing generally uses 80% of AMI as its eligibility ceiling, compared to 50% AMI for Section 8 vouchers. That means some households are eligible for public housing but not for a Section 8 voucher. Both programs prioritize the lowest-income applicants in practice, but the admission rules are different. If you were turned down for a voucher due to income, it may be worth asking your housing authority about public housing eligibility separately.
Sources
- HUD.gov, Housing Choice Voucher Program (Section 8) overview and targeting rule: At least 75% of new vouchers must be issued to households at or below 30% of AMI (extremely low income)
- HUD User, FY2025 Income Limits documentation and query tool: HUD publishes annual income limits by county and metro area at all three AMI thresholds for eight household sizes
- NYC HPD, Housing Choice Voucher Program information: NYC HPD and NYCHA both administer Section 8 vouchers in New York City using HUD's published limits for the NYC HUD Metro FMR Area
- Pennsylvania Housing Finance Agency (PHFA), rental assistance programs: PHFA administers state-level housing programs in Pennsylvania alongside local PHAs that run the federal HCV program
- Code of Federal Regulations, 24 CFR Part 5.609 and 5.611, HUD income definitions and deductions: 24 CFR 5.609 defines annual income for HUD programs; 24 CFR 5.611 defines allowable deductions including dependent, elderly, and medical deductions
- HUD User, Fair Market Rents overview and annual publication: Fair Market Rents are a separate HUD calculation from income limits; FMRs set the maximum subsidy amount, not eligibility
- HUD User, Income Limits Briefing Material, methodology and hold-harmless provisions: HUD applies hold-harmless and cap provisions when calculating AMI to prevent sharp year-over-year changes in income limits
- Code of Federal Regulations, 24 CFR Part 982, HCV program administration requirements: 24 CFR Part 982 governs Housing Choice Voucher program rules including eligibility, subsidy calculation, and over-income policies under HOTMA